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    The Largest CRE Database in the US with Over 1 Million Listings

    4747 Morena Blvd San Diego, CA 92109

    Sponsored
    For Sale
    $12,084,900

    San Diego Office Building, $12M

    Property size:
    40,283 SF

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    422
    This three-story, 40,283-square-foot office building in San Diego's Morena submarket presents a compelling owner-user opportunity. Built in 1985, the property sits on a 2.05-acre lot and boasts a generous parking ratio of approximately 3.4 spaces per 1,000 square feet. The building features expansive window-lined suites, many with operable windows, offering flexible floor plans adaptable to various user needs, from 2,500 to 20,000 square feet. Currently 76% leased, the property provides immediate cash flow with short-term lease rollovers and relocation clauses, allowing for future expansion or customization. Its prime location near Clairemont, Pacific Beach, La Jolla, University City, and Bay Park, coupled with proximity to the Balboa Avenue Trolley Station, ensures convenient access to transit and surrounding communities. The asking price is $12,084,900, translating to $300 per square foot. The property's IP-2-1 zoning and ample space make it an ideal investment for owner-occupiers seeking a strategic location and flexible layout in a thriving San Diego neighborhood. The building's address is 4747 Morena Blvd, San Diego, CA 92109, with APN 359-820-19-00.

    Property Features for 4747 Morena Blvd

    General Information

    Property type
    Office Properties & Spaces
    Square Feet
    40,283 SF
    Lot Size
    89,298 SF

    Building Details

    Year Built
    1985
    Stories
    3

    We can help!

    Listing Contact
    Bret Morriss
    Bret Morriss

    Learn more

    Property Insight Report
    Property Profile Location Intelligence

    Current Use by Public Records

    rebel iQ Advertising Agency National Pharmacy Purchasing ... Pharmacy Reason Financial Financial Advisor Boulger Michael R ... Accounting Firm Taylor Medical Clinic Medical Group

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    San Diego
    County
    San Diego
    State
    California
    Longitude
    -117.2286215
    Latitude
    32.8240113

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    FAQs

    What type of property is this?
    Office Property / Space - San Diego Office Building, $12M
    Where is this office property / space located?
    The property is located at 4747 Morena Blvd San Diego, CA.
    What is the asking price?
    The asking price for this property is $12,084,900.
    (619) 308-6787
    Request Owner's contact information
    4747 Morena Blvd San Diego, CA 92109
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    San Diego, CA 92109
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    4747 Morena Blvd San Diego, CA 92109
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    We can help!
    Listing Contact
    Bret Morriss
    Bret Morriss
    Real Estate License ID: 02037074
    (619) 308-6787
    Learn more
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